Flat 109 Baryta House 29 Victoria Avenue, Southend, SS2 6AZ
Pre-Act rulesDecided 17 February 2025Case CAM/00KF/MNR/2024/0642
Rent before
£1,220
a month
Matched in the decision textLandlord asked for
£1,500
+23.0% on the rent before
Matched in the decision textTribunal set
—
Withheld: our two readings disagreed
BackdatedThe new rent took effect from 1 December 2024, before the decision was made. Backdating was allowed under the pre-Act rules.
In short
The landlord proposed a rent of £1,500 a month for a two-bedroom flat in SS2, against a current rent of £1,220 a month. The tribunal determined £1,500 a month, valuing the flat at £1,550 a month in good order from its own general knowledge of the Southend market. It then deducted £50 a month for minor, mostly historic problems in the flat and common areas.
What decided it:Property condition
Both sides gave the tribunal comparable lettings.
Summary written by an AI model from the published decision and checked automatically for names and figures. How
Also in the decision
- The panel relied on its own knowledge of local rents
Where the figures came from
- Rent before
- “…se of rent served by the landlord, under S.13 of the Housing Act 1988 (the Act). 2 The notice, dated 23 October 2024, proposed a new rent of £1500 per calendar month, with effect from and including 11 December 2024. The passing rent was said to be £1220 per calendar month. 2 3 The tenancy is an assured shorthold periodic monthly tenancy. A copy of the last tenancy agreement was provided. It began on 4 May 2021 when the rent was £1195 pc…”
- Asked for
- “…ed an application dated 10 December 2024 from the tenant of the Property, regarding a notice of increase of rent served by the landlord, under S.13 of the Housing Act 1988 (the Act). 2 The notice, dated 23 October 2024, proposed a new rent of £1500 per calendar month, with effect from and including 11 December 2024. The passing rent was said to be £1220 per calendar month. 2 3 The tenancy is an assured shorthold periodic monthly tenancy…”
- Tribunal set
- “…new supply, now after becoming established there is some growth in rents. 22 Based on the Tribunal's own general knowledge of market rent levels in and around Southend especially in the centre that the subject Property would let on a normal Assured Shorthold Tenancy (AST) terms, for £1550 per calendar month, fully fitted and in good order. 23 The Tribunal also finds that there has been minor but, persistent problems in the Property and…”
Other decisions in SS2
All of SS2- 14 Suffolk House, 102-8 Baxter Avenue, Southend, Essex SS2 6HZFull increase, 2-bed flat, 13 Apr 2026, pre-Act rulesWas £1,000, asked £1,200£1,200Was £1,000, asked £1,200
- 78D Christchurch Road, Southend on Sea, Essex, SS2 4JNPart of it, 2-bed flat, 8 Dec 2025, pre-Act rulesWas £900, asked £1,250£1,100Was £900, asked £1,250
- Flat 4 39 Boston Avenue Southend on Sea SS2 6JHRent cut, Flat, 3 Nov 2025, pre-Act rulesWas £800, asked £860£400Was £800, asked £860